Muir Beach 94965 · Muir Beach · APN 199-224-16 · Unincorporated Marin
Zoned C-RA-B2 in Unincorporated Marin and mapped FEMA A flood / CAL FIRE very high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,788,000 ($1,573,000–$2,003,000).
On-parcel permit history is indexed through Dec 29, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Zone A: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
Since November 2024 within ½ mile: 1 permitted, 2 proposed or in review; 1 commercial or mixed-use project.
4 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
53 permits within ½ mile since November 2024
$1,788,000
Benchmark range: $1,573,000 – $2,003,000
Source: CAL FIRE FHSZ (map Apr 1, 2024)
Roof replacement (93872): Pending in review for 10 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
Closest lead: Accessory dwelling unit at 69 Starbuck Dr (adu 69a) (0.18 mi NW, issued). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 14, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with Unincorporated Marin's planning department before relying on it.
Sources: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) (retrieved Nov 14, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of C-RA-B2 as single-family residential, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
Permit issued and active for 9.8 yr (first record Jan 30, 2017), with no completion or new permit record in 9.8 yr. · $5,600 declared valuation
Permit issued and active for 2.5 yr (first record May 28, 2024), with no completion or new permit record in 20 mo. · 1 unit · $1,200,000 declared valuation
Permit issued and active for 2.6 yr (first record Apr 17, 2024), with no completion or new permit record in 19 mo. · $430,000 declared valuation
In "Applied" for 18 mo (since May 28, 2025), with no new permit record in 18 mo. · 1 unit
Nearby electrical / panel (19 Seacape Dr): First appeared in published agency feed
Record B49082 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Nearby roof replacement (1821 Shoreline Hwy): First appeared in published agency feed
Record B48976 · Detected between snapshots
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Snapshot diff within ½ mile
Latest published Zillow Home Value Index (ZHVI) update
Changed from $1,532,575 in September 2025 to $1,591,406 in September 2026.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
70 Sunset Way · 1 unit · $625,000 valuation
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Roof replacement permit application filed (93872)
Current status: Applied
Roof Deck Over Master Suite; Remodel · Declared valuation: $150,000
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94965 home-value index checkpoint
Changed from $1,596,850 in September 2024 to $1,532,575 in September 2025.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
77 Starbuck Dr · 1 unit
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
87 Seacape Dr · $430,000 valuation
Records span Apr 17, 2024 to Apr 22, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
69 Starbuck Dr (Adu 69a) · 1 unit · $1,200,000 valuation
Records span May 28, 2024 to Mar 19, 2025 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
New garage / accessory structure permit issued (178843)
Recorded status: Issued
Replace Parking Deck; Replace & Expand Deck · Declared valuation: $100,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94965 home-value index checkpoint
Changed from $1,650,994 in September 2023 to $1,596,850 in September 2024.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
New garage / accessory structure permit application filed (178843)
Current status: Issued
Replace Parking Deck; Replace & Expand Deck · Declared valuation: $100,000 · Contractor: Owner/Builder
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel
Annual ZIP 94965 home-value index checkpoint
Changed from $1,761,089 in September 2022 to $1,650,994 in September 2023.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
Annual ZIP 94965 home-value index checkpoint
Changed from $1,646,907 in September 2021 to $1,761,089 in September 2022.
Source: Zillow Home Value Index (ZHVI) · Data provided by Zillow · Geography: ZIP 94965 (not a parcel appraisal)
84 Seacape Dr & · 1 unit · $850,000 valuation
Records span Jun 9, 2016 to May 26, 2022 (1 permit).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) & HCD APR (grouped project within ½ mile)
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full Unincorporated Marin development graph →Pending in review for 10 mo — slower than 90% of roof replacement permits in Unincorporated Marin (median 0d, 90th pct 0d, n=3,663).
Active in "Issued" for 2.5 yr (first record May 28, 2024) with no new permit activity recorded in 20 mo. High-impact scale (1 housing unit, $1,200,000 declared valuation across 1 permit).
Active in "Issued" for 9.8 yr (first record Jan 30, 2017) with no new permit activity recorded in 9.8 yr.
Active in "Issued" for 2.6 yr (first record Apr 17, 2024) with no new permit activity recorded in 19 mo.
In "Applied" for 18 mo (since May 28, 2025), exceeding the 253d median and 456d 75th percentile for new single-family home permits in Unincorporated Marin (n=121).
High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
| Builder / contractor | Primary specialty | Here / ½ mi | ½ mi valuation | Citywide 24m trend |
|---|---|---|---|---|
| Owner Builder | Remodel / interior alteration | 1 on parcel11 in ½ mi | $2,155,000 | 226 vs 240 prior−6% |
| Owner Recent nearby: 20 Sunset Way (Sep 17, 2021) | New garage / accessory structure | 6 in ½ mi | $607,400 | 25 vs 15 prior+67% |
| Sidney Builders Recent nearby: 130 Sunset Way (Mar 29, 2024) |
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 121 | 166d | 253d | 456d | 686d | 210d(vs 276d prior) |
| New multifamily / condos / mixed-use | 21 | 272d | 292d | 293d | 313d | 293d(vs 197d prior) |
| New garage / accessory structureOn this parcel | 356 | 104d | 164d | 294d | 485d | 159d(vs 208d prior) |
HUD Small Area Fair Market Rent · ZIP 94965
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($17,900/yr) + local voter-approved bond debt ($2,685/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$96,262/yr
Cash needed: $393,800
NOI: $12,353/yr
P&I: $9,051/mo
For $0/mo net cash flow
At $3,950/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,634/mo | −$8,476/mo | -25.8% | $15,465/mo | −$8,486/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,950/mo | −$8,022/mo | -24.4% | $14,314/mo | −$7,808/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.5%/yr rent growth (capped by AB 1482 ceiling of 8.6%/yr) | $4,187/mo | −$7,761/mo | -23.7% | $13,982/mo | −$7,293/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties.
Roof Deck Over Master Suite; Remodel
Replace Parking Deck; Replace & Expand Deck
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Geography: parcel (APN) · Retrieved Nov 14, 2026 · Received and issued dates come from the County of Marin. The county publishes no final or expired status, so an issued permit stays 'Issued' after the work is done.
No housing activity reported to the State for this parcel (2018–2025 reports).
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From Unincorporated Marin's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: County of Marin GIS (MarinMap), Zoning (11 cities and unincorporated Marin) · Geography: zoning district polygon at parcel point · Retrieved Nov 14, 2026
0.41 acres
Assessor's classification for assessment purposes. This is not zoning.
45 SUNSET WAY
Source: County of Marin GIS (MarinMap), Parcels · Geography: parcel · Retrieved Nov 14, 2026
Search by parcel number 199-224-16. Assessed value is not market value.
Search by parcel number 199-224-16 (Marin County Tax Collector)
Permits issued in unincorporated Marin in the past 48 months. Each city keeps its own records.
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| Addition (adds square footage) |
| 3 in ½ mi |
| $564,500 |
| 2 vs 5 prior |
| Fp Builders Recent nearby: 69 Starbuck Dr (Adu 69a) (Mar 19, 2025) | Accessory dwelling unit (new or conversion) | 2 in ½ mi | $2,200,000 | 1 vs 0 prior |
| Juan Calmell Recent nearby: 170 Sunset Way (Sep 4, 2014) | Addition (adds square footage) | 2 in ½ mi | $230,000 | 0 vs 0 prior |
| Paul White Construction Recent nearby: 285 Sunset Way (Mar 9, 2015) | Remodel / interior alteration | 2 in ½ mi | $190,000 | 0 vs 0 prior |
| Rauh Jonathan A Recent nearby: 84 Seacape Dr & 86 (Sep 21, 2016) | New single-family home | 1 in ½ mi | $850,000 | 0 vs 0 prior |
| Jungsten Construction Recent nearby: 17 Ahab Dr (Apr 20, 2021) | Remodel / interior alteration | 1 in ½ mi | $700,000 | 0 vs 0 prior |
| Barker Odonoghue Master Builder Recent nearby: 54 Seacape Dr (Jul 8, 2026) | Remodel / interior alteration | 1 in ½ mi | $500,000 | 1 vs 0 prior |
| Phil Kline General Contractor Recent nearby: 77 Starbuck Dr (Jun 30, 2026) | Remodel / interior alteration | 1 in ½ mi | $200,000 | 4 vs 0 prior |
| Accessory dwelling unit (new or conversion) | 298 | 120d | 204d | 331d | 549d | 214d(vs 181d prior) |
| Addition (adds square footage) | 316 | 103d | 160d | 249d | 440d | 159d(vs 166d prior) |
| Remodel / interior alteration | 1,054 | 36d | 83d | 148d | 266d | 112d(vs 77d prior) |
| Commercial tenant improvement | 81 | 99d | 148d | 233d | 443d | 152d(vs 150d prior) |
| Roof replacementOn this parcel | 3,663 | 0d | 0d | 0d | 0d | 0d |
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.